Detached 4-bed in L'Amoreaux/Bridlewood with separate-entrance basement potential
Renovated 2,200 sqft detached on one of the largest lots in the Bridlewood pocket of L'Amoreaux, listed at $1,349,000 with a separate-entrance finished basement positioned for secondary-suite conversion. Carry economics are negative across all leveraged scenarios; the property suits long-hold owner-users or cash buyers targeting end-user resale appreciation.
Anatoli Chtcherbatov
Analyst · Sutton Group Admiral Realty
List price
$1,349,000
Cap rate
+1.09%
Est. monthly rent
$3,350
Source: comparables_widened
Est. net spread
+$304K
6mo hold
Annualized ROI
+45%
preliminary
The Deal
Renovated 2,200 sqft detached on one of the largest lots in the Bridlewood pocket of L'Amoreaux, listed at $1,349,000 with a separate-entrance finished basement positioned for secondary-suite conversion.
Fix-and-flip projection
The spread, before the buy-and-hold math.
Preliminary · adjust scope & uplift
Renovation scope
Projection
Preliminary estimate. Renovation costs use 6Yield default per-sqft figures. Post-renovation value is modeled as a multiple of list price — replace with comparable post-renovation sales for higher precision. Carrying costs include property tax, condo fees if any, and insurance; financing costs not yet modeled.
Section · Buy-and-hold backup
If you held instead. The carrying math, side by side.
Each column shows the actual monthly cash flow and cash-on-cash return at that leverage. Click a column for the full breakdown.
Acquisition
| Down payment | $472,150 |
| Mortgage principal | $876,850 |
| Land transfer tax | $20,235 |
| Closing costs | $20,235 |
| Total acquisition | $512,620 |
Monthly cash flow
| Estimated rent | +$3,350 |
| Operating expenses | -$2,122 |
| Mortgage payment | -$5,121 |
| Net cash flow | -$3,893/mo |
Expense breakdown
| Property tax | $0/mo |
| Vacancy allowance | $168/mo |
| Maintenance reserve | $1,124/mo |
| Insurance | $562/mo |
| Property management | $268/mo |
Math by deterministic Python calculator. Rate 4.99% over 25 years. Rent source: comparables_widened (24 comps).
Breakeven
This property turns cash-flow positive at 84.4% down.
Run your own scenario
Move the assumptions. See the math live.
Live result
All figures are estimates only and do not constitute financial advice. The sliders use the same math as the locked five-scenario calculator; only assumptions change. Total acquisition includes the down payment, land transfer tax ($20,235), and closing costs ($20,235).
Section · Investment Thesis
Why this property.
This is a detached four-bedroom, three-bath home of roughly 2,200 sqft in Toronto's L'Amoreaux/Bridlewood pocket, listed at $1,349,000. The estimated monthly rent of $3,350 against $2,121.75 of monthly operating expenses produces an estimated annual NOI of $14,739, a cap rate of 1.09%, and a gross yield of 2.98%. On pure income metrics this is a low-yield asset, consistent with detached single-family product in established North Scarborough neighbourhoods where pricing is set by end-user demand rather than rental math.
Leverage sensitivity here is high and uniformly negative across the financed scenarios. At 20% down ($269,800), the estimated monthly mortgage payment is $6,302.61 and estimated monthly cash flow is -$5,074.36, a cash-on-cash return of -19.63%. At 35% down, estimated monthly cash flow improves to -$3,892.62 (-9.11% cash-on-cash). At 50% down, it is -$2,710.88 (-4.55%). At 75% down, the gap narrows to -$741.32 monthly (-0.85%). Only the 100% cash scenario ($1,349,000 in, plus $40,470 in estimated land transfer tax and closing costs) reaches positive carry at an estimated $1,228.25 per month, a 1.06% cash-on-cash return. The minimum recommended down payment for neutral or positive carry is therefore 100% cash; no leveraged scenario reaches breakeven on the current rent assumption.
The investment case is not rental yield. It is a long-hold appreciation and optionality play. The listing describes a "Separate Entrance to a finished basement, offering excellent potential for a basement apartment & additional rental income," which is the principal value-add lever; converting the lower level into a legal secondary suite would materially change the income profile, though execution cost, permits, and timing are not modelled in the figures above. The home is also positioned near Sir John A. Macdonald Collegiate Institute, parks, a shopping mall, and public transit, which supports end-user resale demand. Hold-period implications: this is a 60+ month asset for buyers who can absorb negative carry or pay cash, with the thesis anchored to land value on an oversized lot, secondary-suite upside, and Scarborough's longer-term densification trajectory.
Buyers should treat all figures as estimates. The rent estimate is drawn from 24 widened comparables, and the financials assume a 4.99% mortgage rate over 25-year amortization. Any change to rate, rent, or basement-suite execution would shift outcomes materially.
Key features
- Detached 4-bed, 3-bath, approximately 2,200 sqft of above-grade living space
- Situated on one of the largest lots in the area per listing
- Separate entrance to finished basement with secondary-suite potential
- Renovated kitchen with stone countertop, new master ensuite, new lower-level flooring
- Roof approximately 7 years old, furnace approximately 8 years old
- Sir John A. Macdonald Collegiate Institute catchment
- Walkable to parks, Bridlewood Mall, and TTC transit
Original MLS description
Nestled in the heart of the prestigious Bridlewood neighbourhd ! This beautifully maintained 2200sqft hm offers an exceptional blend of space & elegance * Situated on one of the Largest Lots in the area, it features a professionally landscaped Japanese garden in both the front & back yards, creating a serene & picturesque setting**The newly renovated modern kitchen is upgraded W/ new stone countertop, large sink Bright & spacious bdrms provide comfort & tranquility** Perfect for family living & entertaining** Brand New Master Ensuite & Lower Level Flooring* Upgrade Light Fixtures*This home also includes a Separate Entrance to a finished basement-offering excellent potential for a basement apartment & additional rental income and this addition significantly enhances the home's value & flexibility** Located near the top-ranked Sir John A. Macdonald Collegiate Institute, parks, Shopping Mall & public transit, this home delivers unmatched lifestyle & convenience* Roof (7 Yrs) and Furnace (8 Yrs),Extra filled Roof insulation. (42912588)
Section · Neighborhood
Where it sits.
L'Amoreaux
L'Amoreaux and the adjacent Bridlewood pocket sit in north-central Scarborough, an established postwar neighbourhood characterized by larger detached lots, mature tree canopy, and stable owner-occupier demand. The area is anchored by Bridlewood Mall, multiple parks, and the Sir John A. Macdonald Collegiate Institute catchment, which the listing identifies as top-ranked and which historically supports end-user pricing in the surrounding streets.
Transit access is via TTC bus routes connecting to Finch and Sheppard subway stations, with Highway 401 and 404 within a short drive. The neighbourhood's longer-term thesis rests on continued GTA population growth, school-driven family demand, and gradual gentle-density policy changes that increase the option value of detached lots with separate-entrance basements.
Section · Risk
What could go wrong.
Honest framing of unknowns, assumptions, and downside scenarios.
Negative monthly cash flow across all financed scenarios (20%, 35%, 50%, 75% down); only a 100% cash purchase reaches positive carry on current rent assumptions
High leverage sensitivity: estimated cash-on-cash ranges from -19.63% at 20% down to +1.06% at 100% cash
Low cap rate of 1.09% means returns depend on appreciation and basement-suite execution, not in-place rental yield
Sqft field in raw data appears inconsistent (listed as 185); thesis uses the 2,200 sqft figure cited in the listing remarks
Basement-suite conversion to legal secondary suite requires permitting, capital, and zoning compliance; not modelled in the financials
Roof at 7 years and furnace at 8 years are functional but within the second half of typical service life
Rent estimate is drawn from widened comparables (24 properties), which may be less precise than tight comparable sets